BUILDING PARTNERSHIPS THROUGH PLANNING

One Project At a time

With a Briefing on How Planning Got its Start in Sullivan County, TN By: Ambre M. Torbett, AICP – Director of Planning & Codes

In 1948, the Sullivan County Regional Planning Commission met for the first time.

In 1960 the PC was already discussing where to put the racetrack…

* The first planning regulation adopted by the

county in 1951. This meant that any division of

property would first have to be approved by the

county to ensure adequate public road

frontage and utilities. Interesting, the county

sought approval from the city planning

commissions as well. Large tracts were

exempt from this regulation, which is why

many land-locked parcels of land still remain

today.

The Planning Commission has routinely

updated the Subdivision Regulations to include

new development techniques, changes in the

TCA – State Enabling Legislation as well as

other standards to ensure that the county is

keeping up with common practices.

Zoning – Another Planning Tool

In 1971 the TN State Planning Commission prepared a Zoning Study for the county. However, it was not until August 15,

1988 that the 2nd and final reading of a Zoning Resolution was passed by County Commission. Thus the creation of the County

Codes Office.

THE OFFICE: What is it that we actually do everyday?

• Review all Minor and Major Subdivision Plats within our jurisdiction;

• Issue Building Permits on all residential structures over 120 square feet (IRC 2006);

• Issue Zoning Compliance Permits for all non-residential structures and developments;

• Administer the Flood Damage Prevention Resolution – per the NFIP of FEMA;

• Administer the Stormwater Pollution Prevention Resolution per the EPA under TDEC

oversight;

• Enforce the Property Maintenance Resolution;

• Advise the County Commission, Planning Commission, Board of Zoning Appeals,

Board of Construction Appeals, Property Maintenance Board, Historic Zoning

Commission and other committees on all planning and development related requests;

• Prepare all maps using GIS for planning related tasks, school department; Election

Office and others as requested;

• Attend the Bristol MPO, Kingsport MPO, 1st District RPO, TAPA, TBOA and other

committees and boards as may be assigned.

• Continually coordinate with the city planning staff – Kingsport, Bristol, Bluff City, JC

Additionally, we coordinate, prepare and publish

Long-Range Planning Documents such as:

As well as ………

City Limits

Urban Growth Boundaries

Planned Growth Areas

2006 – Partnership in Geographical Information Systems – Kingsport, Bristol & Sullivan County

1997 Black and

White Aerial Image

2006 1st time in color

2008 – Updated Aerial

After two years of input from the Sullivan County Regional Planning Commission, city staff planners, the mayor, the public and press, I published the first update to the county’s Land Use & Transportation Plan since 1970. Utilizing the data from the 2000 Census and periodic updates as well as the Geographic Information Systems database maintained in the department, I was able to prepare the plan without using a planning consultant. Sometimes, you just learn more by doing…

Some other cool projects….

We have 5 Battle of Blountville Civil War Interpretive signs

located within the battlefield zone, thanks to a partnership

between the county, TN Dept. of Tourism and the Civil War

Trails Organization.

One of my favorite projects has been working on the master plan of the Overmountain Victory National Historic Trail – Sullivan County’s 22-mile segment:

• Scenic Trail versus Historic Trail • Commemorates the Battle of Kings Mountain – with the Overmountain Men’s

victory over British Col. Ferguson’s Army in a time when Washington’s Army was losing the battle and Fort Charleston was under British control.

• A 330 mile trail from Abingdon, VA to Kings Mountain, SC • Our part is about 22 miles on paper with 1 mile constructed so far and a Master

Plan approved by the NPS (two grants awarded as “seed” money) • Goes through the heart of Sullivan County from SEHS to Fort Womack to “Choates

Ford (now known as Bluff City) and on down the Old Elizabethton Highway towards Sycamore Shoals.

• The Choate’s Ford Walking Trail is the first segment certified in Sullivan County, which connects both sides of the Holston River, to the Senior Citizens Center and to the Bluff City Middle School campus – all along the primary historic route taken by the Overmountain Men.

• Project will be completed in phases as funding and resources permit: • Phase 1 – Choate’s Ford Walking Trail and trailhead – completed • Phase 2 – Patriot’s Trail and Outdoor Classroom – initiated at SEHS campus • Phase 3 – Mountain View Trail – goes by Ridgewood BBQ, down to Sycamore

Shoals State Historic Site

Before and After of the Trail that leads down to the restored Swinging Footbridge over the Holston River

Site plan commissioned by the NPS, using a local architect, constructed with grant funds, trailhead maintained by city and county, plantings done by volunteers, used by all.

Trail building

can be done

by 5 year

olds as well

as grown-

ups. These

are my best

guys – AJ

Torbett &

Cephus

Stracken.

Many hands

make light

work!

In addition to trees donated by the Langstaff Tree Farm, the NPS donated two picnic tables

Partnerships Through Planning • Lessons Learned:

– Get the grant, then ask for permission to do the project;

– Never turn away a volunteer no matter how young;

– When you run out of money, plan for the next project. When the money comes in, you will have your plan ready for implementation ( Plan your Work and then Work your Plan);

– Involve as many stakeholders as you can – everybody just wants to be included – support can come from those you might not expect;

– Successful projects or plans are the result of a common vision – it is not from the work of one.

– Planning can often feel disjointed, piecemeal and pointless – never lose sight of the big picture;

– Creating public spaces to last for many generations is what it is all about.

– Keep the momentum alive with events – Include volunteers in Trail maintenance Days such as on Arbor Day, Earth Day, National Trails Day, and Heritage Day. Recognize and Give Thanks!

Other Projects in the Works: • Battle of Blountville Military State Park

• Interpretive Trail – Addition to Heritage Trail • Master Plan – Piecing Together All of the Projects • Monuments – Gateway Feature to Historic District • Battlefield Protection – National Register (planning grant)

• Overmountain Victory Trail National Historic Trail • Implementation of Patriots Trail – outdoor classroom at Sullivan East High School • Annual Heritage Day/Field Day at Schools with OVTA storytelling • Coordination with Rocky Mount, Sycamore Shoals and Abingdon’s Craig

Meadows/Muster Grounds • Archeological Survey of Fort Womack Historical Site • Trail Extensions – 3 phases along primary historic route

• Blountville Farmers Market – Relocation and Shelter • Coordination with BOB committee and UT Ext. Office

• Preservation and Restoration of the Old Sheriff’s Home • Future Information Center for Historic District – TDOT Grant

While I would rather be out trail-building and planting trees, normally I can be found in the

basement of the old courthouse reviewing plans and permit applications…

Historical Data:

Year # of Permits

1989 52

1990 750

1991 801

1992 1010

1993 1115

1994 1271

1995 1514

1996 1927

1997 1867

1998 1783

1999 1754

2000 1601

2001 1386

2002 1380

2003 1311

2004 1142

2005 1031

2006 1056

2007 1026

2008 917

2009 826

2010 953

2011 1342

On average, we run approximately 130 inspections a month with 2

full time building inspectors (county divided in half). Our codes

inspector fielded 153 complaints in 2011 and I reviewed 175 minor

and major subdivision plats and plans.

In the 1990s our office had 2 clerks, 2 inspectors, 1 building official,

1 codes inspector, 1 engineer, and the state planning office. (7 in

house staff along with the state office resources).

Today, we have 1 codes clerk, 2 inspectors (one of whom is the

building official) 1 codes inspector, and 1 planning director. (5 total

with 1 GIS person part-time).

On average, the county employees receive a cost of living increase

of 1% to 1.6% once every 6 years with no such thing as merit raises

or longevity raises.

For more information on any of these regulations and plans, please

check out our website at:

www.sullivancountytn.gov/government/planning&codes